2026 taxable assessment $0 × 1.3998%. Estimate—not a bill or account balance.
OPA also publishes a 2027 assessment of $69,500; it is not the 2026 billed-year value.
Land report
2778 Emerald St
Vacant lot · Philadelphia Land Bank · fully tax-exempt (2026 OPA). On the 2700 block of Emerald St.
Property summary
Assessment$88,4002026 OPA assessment · 2027: $69,500
Last sale—No sale value available
Est. tax bill$0/year2026 OPA · full assessment exemption shown
Tax delinquencyNo 2022 matchNot proof account is current
Permits0Every fetched City permit
Violations0 open5 historical across 5 cases
“Open” reflects records available then historical records keep their source dates estimates are labeled
BlockReport AI · cited public records
Ask the questions this record raises.
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Question or correct this record
BlockReport can explain a discrepancy, but it cannot rewrite an official City record. Use the agency that owns the underlying fact:
Property tax
The estimate, live balance, and back-tax record are different.
BlockReport can calculate the annual tax from the City’s taxable assessment. Payments, credits, interest, and a current amount due live separately in Philadelphia Tax Center.
A Tax Center balance is net of bills, payments, credits, interest, and adjustments. A credit—or an amount due—is not automatically “back taxes.”
OPA 2525049012026 OPA shows a zero or de minimis taxable assessment. The open assessment split does not establish the exemption's legal basis, continuing eligibility, or treatment after a transfer.
Historical delinquency sources No current conclusion
This parcel did not match the June 2022 delinquency snapshot. That absence does not confirm the account is current today.
For a purchase, refinance, or closing, request the City’s official Property Payoff statement in Tax Center under “More options.”
What stands out
From the public recordHistory
Why it mattersL&I violation (2022); L&I: 2 failed, 1 passed (2022); 2 L&I violations (2024); L&I: 4 failed, 2 passed (2024); L&I violation (2025); Inspection failed ×2 (2025); L&I violation (2026); L&I: 2 failed, 2 passed (2026).
View supporting records →Vacant landLand report
An empty lot: no building, just the land and its paper trail. The homeowner tools don't apply; the deed history, owner and zoning are below, and the analyst can trace what the owner holds citywide.
What it is
Vacant lot
Vacant Land Reside < Acre
Owner
Philadelphia Land Bank
OPA tax treatment
Full assessment exemption shown
2026 OPA taxable assessment $0 · basis and live balance require separate verification
Assessed value
$88,400
2026 OPA · 2027: $69,500
Lot size
2,595 sqft
Zoning
RSA5
City record timeline
Every dated deed, permit, inspection, license, violation, certification, and appeal—together.
The timeline combines the report’s transfer history with every successfully fetched L&I and zoning row. A date or status is the City’s filed record, not a statement that the condition remains current; use the official file for live detail.
- Recorded owner
- Philadelphia Land Bank
- L&I district
- CENTRAL EAST
- OPA account
- 252504901
What this record suggests
The timeline preserves the dated City rows that matched this parcel. It is a sequence to verify, not a conclusion about present condition.
- InvestigationL&I investigation
Case CF-2026-045197 · FAILED
- InvestigationL&I investigation
Case CF-2026-045197 · PASSED
- ViolationVACANT STRUCTURE & LAND
Case CF-2026-045197 · Violation VI-2026-027406 · COMPLIED
- InvestigationL&I investigation
Case CF-2025-064229 · PASSED
- InvestigationL&I investigation
Case CF-2025-064229 · FAILED
- ViolationVACANT STRUCTURE & LAND
Case CF-2025-064229 · Violation VI-2025-047653 · COMPLIED
- InvestigationL&I investigation
Case CF-2024-007119 · PASSED
- InvestigationL&I investigation
Case CF-2024-051929 · FAILED
- InvestigationL&I investigation
Case CF-2024-051929 · PASSED
- ViolationVACANT STRUCTURE & LAND
Case CF-2024-051929 · Violation VI-2024-042283 · COMPLIED
- InvestigationL&I investigation
Case CF-2024-007119 · FAILED
- ViolationVACANT STRUCTURE & LAND
Case CF-2024-007119 · Violation VI-2024-005826 · COMPLIED
- InvestigationL&I investigation
Case CF-2022-094623 · PASSED
- InvestigationL&I investigation
Case CF-2022-094623 · FAILED
- ViolationVACANT STRUCTURE & LAND
Case CF-2022-094623 · Violation VI-2022-069515 · COMPLIED
Unavailable when this report assembled: certifications. Unavailable does not mean no record.
Free record guide
How Philadelphia’s property system works
These explainers are free because the record only helps if you know what it can—and cannot—prove. Use the linked City guidance for the controlling rule.
Permits and inspections
A permit is the City’s authorization and review pathway for construction or repair work. No fetched permit is not proof that no work ever happened.
L&I inspections are scheduled at defined stages; final inspection and required certifications are separate steps in closing out applicable work.
How construction and repair permits work ↗See City inspection stages by permit type ↗Assessments and taxes
The OPA assessment is the City’s value on the tax roll—not an asking price, appraisal, or live account balance. The taxable assessment can differ from the full assessment because the City roll records exemptions or other treatment; the report keeps those fields separate.
Your annual estimate uses the taxable assessment. Payments, credits, interest, and the amount due are maintained separately in Tax Center.
How the Office of Property Assessment works ↗Philadelphia property-tax guidance ↗Violations, cases, and status check current status
An open row is a dated City status, not a diagnosis of current condition or a conclusion about the property. Read the case, notice, and any subsequent inspection together, then verify the live file.
How L&I code enforcement works ↗City violation and order types ↗Block context
2778 Emerald St sits on the 2700 block of Emerald St. Open the block report to compare its parcels, ownership and public-record history.
See the whole block →Next door: 2776 Emerald St · 2780-84 Emerald St
Where this comes from
- Assessment, spec sheet & owner — OPA Property Assessments, Office of Property Assessment
- Sales & deed history — Realty Transfer Tax records, Recorder of Deeds
- Permits, violations & inspections — L&I Property History · Atlas
- Tax delinquency snapshot · June 2022 — Real Estate Tax Delinquencies, Dept. of Revenue
- Historical tax ledger & liens · through 2016 — Real Estate Tax Balances, Dept. of Revenue
- Current property-tax balance — Verify with Philadelphia Revenue
- Zoning appeals — L&I & Zoning Board appeals
- Neighborhood income & rents — US Census ACS 5-year estimates
- Historical mortgage rates — Freddie Mac Primary Mortgage Market Survey, annual averages
- Imagery — Street photo © Google · Aerial © Esri, Maxar
Methodology & freshness
This report was assembled Jul 10, 2026, 6:46 AM ET. Available City datasets are queried from OpenDataPhilly (phl.carto.com) and the cited City ArcGIS feeds; record queries paginate rather than silently taking a first page. For this property: Permits: queried · Violations: queried · Investigations: queried · Appeals: queried · Licenses: queried · Building certifications: unavailable. “Unavailable” means the source query failed or was not supplied, not “no record.” Reports re-pull on view after seven days and on an overnight rolling schedule; citywide benchmarks recompute weekly. Source dates still govern: the parcel-level tax-delinquency snapshot is June 2022 and the separate detailed tax ledger ends in 2016, so neither establishes today’s balance. The live balance and date-effective payoff must be verified in Tax Center. AI-written passages are grounded in the assembled record and rejected if they state a number the record does not hold.
Official city record ↗ · L&I history ↗ · See the whole block · Download this record (JSON)